PLANNING COMMISSION REPORT

CONSENT AGENDA --NON-PUBLIC HEARING ITEM:

 

PC staff report

11/13/06

ITEM NO. 3:      FINAL PLAT FOR FALL CREEK FARMS 13TH PLAT; W OF KASOLD DR & S OF PETERSON RD (MKM)

 

PF-09-28-06:    Final Plat for Fall Creek Farms 13th Plat. The proposed seven lot residential subdivision contains approximately 3.121 acres. The property is located West of Kasold Drive and South of Peterson Road. Submitted by Landplan Engineering, PA, for Sojac Land Company, L.C., property owner of record.

 

 

STAFF RECOMMENDATION: Staff recommends approval  of the Final Plat of Fall Creek Farms 13th Plat and forwarding it to the City Commission with a recommendation for acceptance of easements subject to the following conditions: 

 

1.       Provision of a revised Final Plat with the following changes:

a.      Right-of-way widths shown for Knotted Bend Court and Running Ridge Drive.

b.      Notation that the sidewalk along Knotted Bend Court will be installed with this development as shown on the preliminary plat.

c.      Inclusion of a note on the final plat, stating: “Adjacent property owners will be required to maintain all drainage easements in accordance with Section 20-1101(d)(4)(f) of the City Development Code”

d.      Submission of public improvement plans prior to the recording of the Final Plat with the Register of Deeds Office;

e.      Notation added that the 15’ utility easement located on the east property line of Lot 1, Block Four, Fall Creek Farms 10th Plat will also serve Lot 7 of this plat.

2.       Pinning of the lots in accordance with Section 21-302.2 of the Subdivision Regulations.

3.       Execution of a Temporary Utility Agreement;

4.       Provision of the following fees and recording documentation:

a.      Copy of paid property tax receipt;

b.      Recording fees made payable to the Douglas County Register of Deeds;

c.      Provision of a complete master street tree plan with revisions made to the species list to delete “Marshall’s seedless’ and replace with Summit or Patmore.

d.      Provision of street sign fees.

 

 

 

Applicant’s Reason for Request:

Subdivision requirement prior to residential development of property.

 

 

KEY POINTS

·         The subject property consists of one block with seven lots located in the southeast area of the Fall Creek Farms Subdivision.

·         A Preliminary Plat was approved for this property in 1995 and a revised Preliminary Plat was approved by the Planning Commission in February, 2004.

·         The final plat in is general conformance with the 2004 revised preliminary plat.

·         Access will be taken from Knotted Bend Court and Running Ridge Drive, both local streets.

 

SUBDIVISION CITATIONS TO CONSIDER

·         No unusual or special citations have been identified with the review of this application. The application is generally compliant with Section 21-601.

 

ASSOCIATED CASES/OTHER ACTION REQUIRED

·         Preliminary Plat of Fall Creek Farms; approved in 1995.

·         PP-01-03-04: Revised Preliminary Plat for Fall Creek Farms (approved by the Planning Commission on 2/25/04).

·         PF-08-27-05: Final Plat for Fall Creek Farms 12th Plat; (approved by the Planning Commission on 10/24/05, approved by the City Commission on 11/8/2005 and recorded at the Register of Deeds on 1/04/06)

·         Acceptance of dedication of easements and rights-of-way by the City Commission.

·         Submission of Public Improvement Plans to the City Public Works Department prior to recording the final plat.

·         Recordation of the final plat at the Douglas County Register of Deeds Office.

 

PUBLIC COMMENT RECEIVED PRIOR TO PRINTING

·         Adjacent property owner called to express concern over the sizes of the proposed lots. The sizes of the lots has not changed from the preliminary plat.

 

 

GENERAL INFORMATION

Current Zoning and Land Use:

 

 

 

 

Surrounding Zoning and Land Use:

 

 

 

 

 

 

 

 

 

 

 

 

RS10 (Single-Dwelling Residential) District;

Undeveloped portion of a subdivision which was preliminary platted in 1995, but which is being final platted and developed in phases.

 

To the east: a narrow strip of RS10 (Single-Dwelling Residential) District; Undeveloped property which was part of the Fall Creek Farms Preliminary Plat. Beyond the narrow RS10 District is PD[Fall Creek Farms] District, a planned residential development district; currently undeveloped.

 

To the south and west is RS7 (Single-Dwelling Residential) District; established single-family neighborhood.

 

To the north, RS10 (Single-Dwelling Residential) District; lower density single family neighborhood.

 

Site Summary

Number of Lots:

7 Lots

Area:

3.121 Acres

Minimum Lot Size:

14,256 sq ft

Maximum Lot Size:

    24,330 sq ft

Average Lot Size:

   19,424 sq ft

STAFF REVIEW

The request is for final plat approval of Fall Creek Farms 13th Plat, which is a 7-lot subdivision for single-dwelling residences. The site is located east of Monterey Way, west of Kasold Drive and south of Peterson Road.

 

The preliminary plat for Fall Creek Farms was approved for 185 lots in 1985. A revised preliminary plat, which includes 176 lots, was approved by the Planning Commission on February 25, 2004. The preliminary plat was revised to allow a reconfiguration of the lots to accommodate additional right-of-way needed from the overall development for construction of Monterey Way and the location of sewer trunk lines which cross this property. Final plats have been approved for most of the lots in the subdivision.

 

Streets and Access

Lots 1 and 2 will take access from Running Ridge Drive, a local street with existing 60 feet of right-of-way. Lots 4 through 6 will take access from Knotted Bend Court, a previously constructed cul-de-sac which takes access from Running Ridge Drive. Lots 7 and 3 are located at the corner of Running Ridge Drive and Knotted Bend Court and may take access from either street. The dimensions for Knotted Bend Court must be shown on the plat. The preliminary plat shows 50’ of right of way for Knotted Bend Court which meets the Subdivision Regulations requirement for marginal access/cul-de-sacs roads. The right-of-way for Knotted Bend Court and Running Ridge Drive must both be noted on the plat.

 

With the platting of the 7 lots in this Fall Creek Farms 13th Plat, there is space remaining, as shown on the preliminary plat, for 7 lots to be developed around the extension of Hidden Lane, a cul-de-sac.

 

The preliminary plat shows that the sidewalk placement is on the north side of Running Ridge therefore there is no sidewalk required for Running Ridge Road with this plat. The preliminary plat also shows a sidewalk along the eastern side of Knotted Bend Court, which must be constructed with this development.  A note must be added to the plat stating that this sidewalk will be constructed with this development. 

 

Utilities and Infrastructure

The City Utilities Engineer is requiring Public Improvement Plans for sanitary sewer main extensions for lots 1-5 as all lots are required to have direct access to the City sanitary sewer main in public right-of-way or utility easements. These Public Improvement Plans must be submitted before the final plat can be recorded at the Douglas County Register of Deeds.

 

The back of lots 5 and 6 showed a drainage easement on the preliminary plat, but this has since been determined by the City Stormwater Engineer to be unnecessary. The final plat for Fall Creek Farms, 10th Plat, directly to the west of lots 5 and 6 also shows only a utility easement to the rear of the lots.  The removal of the drainage easement is a minor deviation from the preliminary plat.

 

A stormwater curb inlet exists along the southeastern portion of Knotted Bend Court which directs stormwater to a pipe between lots 3 and 4, behind the back of Lot 2 and southeast into the area yet to be platted and developed to the east. Drainage easements are provided for the stormwater infrastructure. The City Stormwater Engineer has indicated that the stormwater management is adequate for this development.

 

Easements

15’ drainage easements are provided between Lots 3 and 4, and Lots 1 and 2 to accommodate stormwater infrastructure. Minimum elevations of building openings (MEBO’s) have been provided for all lots adjacent to drainage easements (Lots 1-4). A note must be added to the face of the plat assigning maintenance responsibility for the drainage easement to the adjacent property owners and that the drainage easement will be maintained in accordance with Section 20-1101(d)(4)(f) of the City Development Code. The Development Code prohibits drainage easements from having any structures, fences, vegetative barriers, or other items which the City Stormwater Engineer determines may interfere with the drainage of stormwater.

 

15’ utility easements are located along the rear of Lots 1, 2, 5 and 6. 10’ utility easements are located along the rear property line of Lot 4 and centered on the side lot lines between Lots 5 and 6. There are no utility easements shown for Lot 7. A 15’ utility easement is located on the Lot to the west of Lot 7, (Lot 1, Block Four, Fall Creek Farms 10th Plat) and the plat must be revised to note that this easement will serve Lot 7.

 

This development was preliminary platted in 1995 and no pedestrian connections were planned at that time. The arrangement of surrounding developments precludes placing pedestrian connections from this development into surrounding neighborhoods.

 

Summary

 

The final plat conforms with the Subdivision Regulations and is generally consistent with the approved preliminary plat.